1220 Maple St · Graham, TX 76450

$35,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 30 Days on market

Built 2014 7,013 sqft lot $42/sqft · 59% below area ↓ 42% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity in Graham! This 2-bedroom, 1-bath home offers 840 sq ft of comfortable living on a spacious 7,000+ sq ft lot. With its simple layout, this property is ideal for first-time buyers, those looking to downsize, or investors seeking a solid addition to their portfolio. Located on a quiet street close to schools and local amenities. A versatile property with excellent potential! READY TO BROUGHT BACK TO LIFE & PRICED TO GET IT SOLD QUICK!

Key facts

• Quiet street
• Close to schools
• Excellent potential

Tags

• QUIET STREET
• CLOSE TO SCHOOLS
• LOCAL AMENITIES
• SPACIOUS LOT
• EXCELLENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 2.3% in Graham — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#232 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, employment C-, health & safety C-.
• Graham ISD (town): math 50% / reading 42% proficiency, ranked #252 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 188 active listings in the ZIP; 5 units permitted in Young County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Young County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.44% ✓
• Cap rate: 19.03%
• Cash-on-cash: 45.49%
• DSCR: 3.02
• GRM: 3.4

CMA / ARV

• ARV (median comp): $85,451
• List price: $35,000
• Delta: -59.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1335 Florea St	0.56mi	2/1.0	768 (-9%)	3mo	$88,000	$115	57
316 Tennessee St	0.64mi	2/1.0	744 (-11%)	12mo	$115,000	$155	41
1309 Blewett St	0.73mi	2/1.0	940 (+12%)	19mo	$50,000	$53	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 2.84×
• Total profit: $18,040
• Equity at exit: $5,219

10-year hold

• IRR: 48.8%
• Equity multiple: 5.73×
• Total profit: $46,382
• Equity at exit: $3,026

Cash invested: $9,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76450

• Home prices YoY: -24.0%
• Active inventory: 188
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $371

Break-even live

Break-even rent $385

Max offer price $35,000

Occupancy floor 52%

Sensitivity live

Price	-10% $391	-5% $381	+0% $371	+5% $362	+10% $352
Rent	-10% $304	-5% $338	+0% $371	+5% $405	+10% $439
Rate	-1.0pp $389	-0.5pp $380	base $371	+0.5pp $362	+1.0pp $353

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-11
   status Pending 458-char remark

   Show marketing remark (458 chars)

   Great Opportunity in Graham! This 2-bedroom, 1-bath home offers 840 sq ft of comfortable living on a spacious 7,000+ sq ft lot. With its simple layout, this property is ideal for first-time buyers, those looking to downsize, or investors seeking a solid addition to their portfolio. Located on a quiet street close to schools and local amenities. A versatile property with excellent potential! READY TO BROUGHT BACK TO LIFE & PRICED TO GET IT SOLD QUICK!

2. 2026-04-28
   price $35,000 458-char remark

   Show marketing remark (458 chars)

   Great Opportunity in Graham! This 2-bedroom, 1-bath home offers 840 sq ft of comfortable living on a spacious 7,000+ sq ft lot. With its simple layout, this property is ideal for first-time buyers, those looking to downsize, or investors seeking a solid addition to their portfolio. Located on a quiet street close to schools and local amenities. A versatile property with excellent potential! READY TO BROUGHT BACK TO LIFE & PRICED TO GET IT SOLD QUICK!

3. 2026-04-25
   price $38,000 458-char remark

   Show marketing remark (458 chars)

   Great Opportunity in Graham! This 2-bedroom, 1-bath home offers 840 sq ft of comfortable living on a spacious 7,000+ sq ft lot. With its simple layout, this property is ideal for first-time buyers, those looking to downsize, or investors seeking a solid addition to their portfolio. Located on a quiet street close to schools and local amenities. A versatile property with excellent potential! READY TO BROUGHT BACK TO LIFE & PRICED TO GET IT SOLD QUICK!

4. 2026-04-22
   price $39,000 458-char remark

   Show marketing remark (458 chars)

   Great Opportunity in Graham! This 2-bedroom, 1-bath home offers 840 sq ft of comfortable living on a spacious 7,000+ sq ft lot. With its simple layout, this property is ideal for first-time buyers, those looking to downsize, or investors seeking a solid addition to their portfolio. Located on a quiet street close to schools and local amenities. A versatile property with excellent potential! READY TO BROUGHT BACK TO LIFE & PRICED TO GET IT SOLD QUICK!

5. 2026-04-11
   listed $40,000 Active 458-char remark

   Show marketing remark (458 chars)

   Great Opportunity in Graham! This 2-bedroom, 1-bath home offers 840 sq ft of comfortable living on a spacious 7,000+ sq ft lot. With its simple layout, this property is ideal for first-time buyers, those looking to downsize, or investors seeking a solid addition to their portfolio. Located on a quiet street close to schools and local amenities. A versatile property with excellent potential! READY TO BROUGHT BACK TO LIFE & PRICED TO GET IT SOLD QUICK!

6. 2025-11-21
   status Active
7. 2025-11-21
   historical
8. 2025-11-10
   status Pending
9. 2025-11-10
   status Active
10. 2025-10-23
    status Pending
11. 2025-10-09
    price $47,400
12. 2025-09-11
    price $54,900
13. 2025-09-03
    listed $59,900 Active
14. 2014-03-10
    soldstatus
15. 1990-11-01
    soldstatus
16. 1989-08-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,269 · $106/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,259
• − Mortgage interest: −$1,961
• − Property taxes: −$1,269
• − Insurance: −$175
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$1,018
• Taxable income: $4,195
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $3,451/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Graham ISD
• NCES district ID: 4821360
• Math proficiency: 50% ▲ 7.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $46,314
• Composite: 39.16/100
• National rank: #4030
• State rank: #252 of 826 in TX

Livability — Graham

• Score: 73/100
• State rank: #232
• US rank: #5580

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Graham, TX
• Population (ZIP): 12,890

Population outlook (Young County) Hauer SSP2

• Today (2025): 17,860 people
• By 2030: 17,620 · -1.3%
• By 2040: 17,054 · -4.5%
• By 2050: 16,551 · -7.3%
• By 2075: 15,667 · -12.3%
• By 2100: 14,066 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Young

• 2024 margin: Solid R (+76.2) · D 11.6% · R 87.8%
• 2008→2024 swing: -12.8pp toward R · 2008: -63.5pp · 2024: -76.2pp
• All cycles: 2024: R+76.2 2020: R+73.8 2016: R+74.6 2012: R+71.5 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.82%
• Current HPI: 198.6373
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-41.6% since first listed

16 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-04-28 Price Changed $35,000 NTREIS
• 2026-04-25 Price Changed $38,000 NTREIS
• 2026-04-22 Price Changed $39,000 NTREIS
• 2026-04-11 Listed $40,000 NTREIS
• 2025-11-21 Relisted — NTREIS
• 2025-11-21 Listing Removed — NTREIS
• 2025-11-10 Pending — NTREIS
• 2025-11-10 Relisted — NTREIS
• 2025-10-23 Pending — NTREIS
• 2025-10-09 Price Changed $47,400 NTREIS
• 2025-09-11 Price Changed $54,900 NTREIS
• 2025-09-03 Listed $59,900 NTREIS
• 2014-03-10 Sold (Public Records) — Public Records
• 1990-11-01 Sold (Public Records) — Public Records
• 1989-08-01 Sold (Public Records) — Public Records

Property tax history

+33.9%/yr

Latest (2025): $1,269 · +22.7% YoY. Source: county tax records.